Douglas County staff pans receiving area requests |

Douglas County staff pans receiving area requests


What: Douglas County Planning Commission

When: 9 a.m. Tuesday and Wednesday

Where: Historic Douglas County Courthouse, 1616 Eighth St.

Multi-family housing will be the belle of the ball at Tuesday’s master plan meeting.

On other hand, those property owners seeking receiving area are recommended for denial as part of the 20-year master plan update.

Planning commissioners will tackle around 50 changes to the master plan proposed by a dozen different landowners starting 9 a.m. Tuesday at the Historic Douglas County Courthouse.

Receiving area is the highest potential density zoning in the county. It is half of the county’s transfer of development rights program that has preserved 4,003 acres of agriculture since 2002.

But because there are already 6,214 acres of receiving area approved, county staff is recommending the planning commission not to approve any more. Of the 3,926 units proposed under the program, only 894 homes have been built.

Property designated as receiving area is designed to accept density from agricultural and range land that is being preserved.

Clear Creek along Highway 50 in northwestern Douglas County with 384 units to build and 1,020 units in Virginia Ranch behind the Gardnerville Walmart are among the projects in receiving area.

The county estimates building out all those units would increase the population by 7,216 people.

That’s far more than the additional 728 the state demographer predicts will be living in the county by 2020. The population by that year is anticipated to be 48,931 or a .3 percent increase.

The two largest proposals for converting agricultural or range land to receiving area were 373 acres of Godecke land in the East Valley and 426 acres of Trimmer Ranch land in Genoa.

On the other hand, proposals to convert zoning to multi-family residential were generally recommended by planning staff.

Most of the requests are for smaller parcels, though one, proposed by Carson Valley Inn owner Mike Pegram, covers 24 acres of land on the northeast corner of highways 395 and 88.

“There are significant need for multi-family housing in Douglas County,” according to the staff report. “There are currently only 56 units of subsidized affordable housing in Minden and the vacant acreage available for multi-family residential development in Minden is only 12.65 acres.”

A request by the Peri Family to convert 19 acres from receiving area to multi-family was the only request by that landowner to receive a recommendation from staff.

“There is less than 20 acres of vacant acreage currently zoned for multi-family residential development in the Gardnerville Community Plan,” according to the staff recommendation.

One of the smallest requests garnered the largest public opposition.

Eight neighbors signed a petition against converting .24 acres from commercial to multi-family residential at 1583 Mono Ave. Planning staff is recommending that request for approval. The planning commission also received at least three letters in opposition.

One request by the Williams family located west of Wildhorse in the north Valley converting 215 acres to rural residential also received a recommendation for denial because it would put homes in the main flight path for Minden-Tahoe Airport.